897 Fording Island Rd #1304 · Bluffton, SC 29910

$214,000

2 bd · 2.0 ba · 1,001 sqft · Condo public records · 103 Days on market

Built 1997 $214/sqft · at area comps Est $222k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.0/30.0
• ARV discount +9.1/15.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCΕD!!!!Eхpеrіence thе bеst of Lowcountry living in thіѕ beautifully remodeled, move-in-ready villa. Owner is a custom builder and open to making changes to accommodate the buyer's needs. Located in one of the area's most meticulously manicured gated communities, this newly renovated ground-floor residence offers total convenience and modern upgrades. The interior shines with new windows and thoughtful details like solid wood shelving and expansive walk-in closets. ALL NEW LIGHT FIXTURES! Peace of mind comes standard here: Whether you are looking for a primary residence with top-tier schools or a low-maintenance second home near world-class golf, beaches and dining, this is an incredible value. Just minutes from the award-winning beaches of Hilton Head and the historic charm of Old Town Bluffton and Savannah GA.

Key facts

• Solid wood shelving
• Gated communities
• Remodeled villa

Tags

• REMODELED VILLA
• GATED COMMUNITIES
• GROUND-FLOOR RESIDENCE
• NEW WINDOWS
• SOLID WOOD SHELVING
• EXPANSIVE WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $-51 ($-610/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (3.3% below list).
• Recommended offer: $195k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.2% in Bluffton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#76 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Beaufort 01 (town): math 42% / reading 51% proficiency, ranked #17 of 80 in SC (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 760 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,824 units permitted in Beaufort County in 2024 (618 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beaufort County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $214k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $194,740 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (median comp): $221,783
• List price: $214,000
• Delta: -3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-35,526
• Equity at exit: $31,908

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-25,105
• Equity at exit: $18,503

Cash invested: $59,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29910

• Home prices YoY: -22.9%
• Rents YoY: 4.1%
• Active inventory: 760
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$89
• HOA est. from 5 same-building comps: −$335
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-51

Break-even live

Break-even rent $2,135

Max offer price $205,016

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
897 Fording Island Rd Bluffton, SC	1.0–2.0	1.0–2.0	1038	$2,000	$1.93	43d	4	0.22mi
897 Fording Island Rd Bluffton, SC	2.0	2.0	1076	$2,000	$1.86	13d	4	0.22mi
20 Simmonsville Rd Bluffton, SC	1.0–3.0	1.0–2.0	1091	$2,104	$1.93	13d	13	0.53mi
100 Kensington Blvd Bluffton, SC	1.0–3.0	1.0–2.0	908	$1,798	$1.98	13d	3	0.81mi
55 Buck Island Rd Bluffton, SC	2.0	1.0	1269	$2,200	$1.73	21d	1	1.26mi
4921 Bluffton Pkwy Bluffton, SC	1.0–3.0	1.0–3.0	1119	$1,938	$1.73	13d	23	1.37mi
10 Sikes TRL Bluffton, SC	1.0–3.0	1.0–2.0	1061	$2,154	$2.03	13d	31	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-18
   price $214,000 839-char remark

   Show marketing remark (839 chars)

   JUST REDUCΕD!!!!Eхpеrіence thе bеst of Lowcountry living in thіѕ beautifully remodeled, move-in-ready villa. Owner is a custom builder and open to making changes to accommodate the buyer's needs. Located in one of the area's most meticulously manicured gated communities, this newly renovated ground-floor residence offers total convenience and modern upgrades. The interior shines with new windows and thoughtful details like solid wood shelving and expansive walk-in closets. ALL NEW LIGHT FIXTURES! Peace of mind comes standard here: Whether you are looking for a primary residence with top-tier schools or a low-maintenance second home near world-class golf, beaches and dining, this is an incredible value. Just minutes from the award-winning beaches of Hilton Head and the historic charm of Old Town Bluffton and Savannah GA.

2. 2026-04-29
   price $218,000 839-char remark

   Show marketing remark (839 chars)

   JUST REDUCΕD!!!!Eхpеrіence thе bеst of Lowcountry living in thіѕ beautifully remodeled, move-in-ready villa. Owner is a custom builder and open to making changes to accommodate the buyer's needs. Located in one of the area's most meticulously manicured gated communities, this newly renovated ground-floor residence offers total convenience and modern upgrades. The interior shines with new windows and thoughtful details like solid wood shelving and expansive walk-in closets. ALL NEW LIGHT FIXTURES! Peace of mind comes standard here: Whether you are looking for a primary residence with top-tier schools or a low-maintenance second home near world-class golf, beaches and dining, this is an incredible value. Just minutes from the award-winning beaches of Hilton Head and the historic charm of Old Town Bluffton and Savannah GA.

3. 2026-03-23
   price $232,000 839-char remark

   Show marketing remark (839 chars)

   JUST REDUCΕD!!!!Eхpеrіence thе bеst of Lowcountry living in thіѕ beautifully remodeled, move-in-ready villa. Owner is a custom builder and open to making changes to accommodate the buyer's needs. Located in one of the area's most meticulously manicured gated communities, this newly renovated ground-floor residence offers total convenience and modern upgrades. The interior shines with new windows and thoughtful details like solid wood shelving and expansive walk-in closets. ALL NEW LIGHT FIXTURES! Peace of mind comes standard here: Whether you are looking for a primary residence with top-tier schools or a low-maintenance second home near world-class golf, beaches and dining, this is an incredible value. Just minutes from the award-winning beaches of Hilton Head and the historic charm of Old Town Bluffton and Savannah GA.

4. 2026-02-10
   listed $238,000 Active 839-char remark

   Show marketing remark (839 chars)

   JUST REDUCΕD!!!!Eхpеrіence thе bеst of Lowcountry living in thіѕ beautifully remodeled, move-in-ready villa. Owner is a custom builder and open to making changes to accommodate the buyer's needs. Located in one of the area's most meticulously manicured gated communities, this newly renovated ground-floor residence offers total convenience and modern upgrades. The interior shines with new windows and thoughtful details like solid wood shelving and expansive walk-in closets. ALL NEW LIGHT FIXTURES! Peace of mind comes standard here: Whether you are looking for a primary residence with top-tier schools or a low-maintenance second home near world-class golf, beaches and dining, this is an incredible value. Just minutes from the award-winning beaches of Hilton Head and the historic charm of Old Town Bluffton and Savannah GA.

5. 2025-10-30
   price $228,900
6. 2025-10-06
   price $229,000
7. 2025-09-18
   price $235,900
8. 2025-07-08
   listed $239,990 Active
9. 2016-05-26
   soldstatus $77,000
10. 2016-05-24
    soldstatus $77,000
11. 2016-03-14
    listed $79,900
12. 2009-08-27
    soldstatus $51,000
13. 2008-11-20
    listed $51,900
14. 2007-12-14
    listed $119,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,845
• − Mortgage interest: −$11,987
• − Property taxes: −$1,681
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$4,020
• − Depreciation: −$6,225
• Taxable loss: −$4,114
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $377/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Beaufort 01
• NCES district ID: 4501110
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 51% ▲ 2.00%
• Median HH income: $57,430
• Composite: 40.56/100
• National rank: #3699
• State rank: #17 of 80 in SC

Livability — Bluffton

• Score: 68/100
• State rank: #76
• US rank: #8936

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaufort County · 163,770 people
• City population: 77,022
• Metro: Hilton Head Island-Bluffton, SC
• Population (ZIP): 53,019
• Household income: $98,912
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 1146.0

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 211,915 people
• By 2030: 227,272 · +7.2%
• By 2040: 253,861 · +19.8%
• By 2050: 275,126 · +29.8%
• By 2075: 311,022 · +46.8%
• By 2100: 321,286 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, Dominican Republic
• Languages at home: 84% English-only · Spanish 13% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Beaufort

• 2024 margin: R (+14.5) · D 42.1% · R 56.6% · Other 1.2%
• 2008→2024 swing: -3.7pp toward R · 2008: -10.8pp · 2024: -14.5pp
• All cycles: 2024: R+14.5 2020: R+10.0 2016: R+14.3 2012: R+17.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.80%
• Current HPI: 245.8086
• Rent YoY: ▲ 4.06%
• Metro: Hilton Head Island-Bluffton, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+79.8% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $214,000 RSMLS
• 2026-04-29 Price Changed $218,000 RSMLS
• 2026-03-23 Price Changed $232,000 RSMLS
• 2026-02-10 Listed $238,000 RSMLS
• 2025-10-30 Price Changed $228,900 RSMLS
• 2025-10-06 Price Changed $229,000 RSMLS
• 2025-09-18 Price Changed $235,900 RSMLS
• 2025-07-08 Listed $239,990 RSMLS
• 2016-05-26 Sold (Public Records) $77,000 Public Records
• 2016-05-24 Sold (MLS) $77,000 RSMLS
• 2016-03-14 Listed $79,900 RSMLS
• 2009-08-27 Sold (MLS) $51,000 RSMLS
• 2008-11-20 Listed $51,900 RSMLS
• 2007-12-14 Listed $119,000 RSMLS

Property tax history

+10.4%/yr

Latest (2025): $1,681 · +191.6% YoY. Source: county tax records.